1. Landowner or Seller (Primary Responsibility)
The seller holds the first responsibility to provide complete and truthful documentation about the land’s ownership, title, and usage history.
- Must disclose full ownership chain and title deed
- Provide Patta, EC, tax receipts, and conversion records
- Share survey maps, layout plans, or approvals
- Ensure there are no hidden disputes or claims
2. Buyer or Investor (Final Legal Due Diligence)
The buyer has the ultimate responsibility to verify all land history before closing the deal. Ignorance is not an acceptable legal defense.
- Must review ownership, mutation, and zoning status
- Confirm the land is not under litigation or mortgage
- Engage professionals for independent title verification
- Protects the buyer from fraud or legal complications
3. Legal Advisor or Property Lawyer
A real estate lawyer plays a critical role in independently investigating the land’s legal history, especially in large, high-value, or institutional transactions.
- Conducts title search for 30+ years
- Checks encumbrance, pending litigation, and liens
- Verifies court records, wills, and power of attorney chains
- Advises on sale agreement, indemnity clauses, and risks
4. Surveyor or Land Record Consultant
A licensed land surveyor helps validate the land’s physical boundaries, measurements, and match with government survey records.
- Verifies shape, area, encroachment, and access
- Matches site plan with FMB/TSLR or GIS data
- Prepares updated site map or topo sheet
- Advises on land division, setbacks, and utility alignment
5. Sub-Registrar Office (SRO)
The Sub-Registrar maintains official land transaction records, title transfers, and encumbrance data—used for title verification and document authentication.
- Issues Encumbrance Certificates (EC)
- Provides certified copies of previous sale deeds
- Updates mutation (Patta/Katha) post-registration
- Confirms registration chain of the property
6. Revenue Department or Tahsildar Office
This department confirms land classification, ownership, and usage records, especially in rural, semi-urban, and converted lands.
- Issues Patta, Katha, Chitta, Adangal records
- Verifies land type: agricultural, NA, industrial
- Confirms landholding and mutations
- Resolves classification disputes
7. Municipal Corporation or Local Body
For land inside urban limits, the local municipal or panchayat authority validates zoning, tax payments, and land use permissions.
- Confirms DTCP or CMDA layout approvals
- Issues property tax receipts and dues clearance
- Provides land use certificates or zoning extracts
- Checks if land lies in reserved or prohibited zones
8. Bank or Financial Institution (in Mortgaged Land)
If the land was previously used as collateral, the bank must confirm satisfaction of charge or loan closure before resale.
- Issues No Objection Certificate (NOC)
- Removes lien or encumbrance from records
- Buyer must check CERSAI or bank lien status
- Helps avoid buying encumbered or disputed property
9. Real Estate Agent or Broker (Support Role)
While not legally responsible, a trusted broker may assist in organizing documents, referring professionals, and identifying red flags during initial screening.
- Coordinates between buyer, seller, and legal parties
- Shares market history or comparable sale trends
- Assists in site visits and documentation retrieval
- Not a substitute for legal verification
